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Rules

Amsterdam

You can read this article in Dutch or English.

We’ve put together this article to help hosts on Airbnb become familiar with hosting responsibilities, and to provide a general overview of different laws, regulations, and best practices that may affect hosts in Amsterdam. You’re required to follow our guidelines, like our Hosting Standards, and to make sure that you follow the laws and other rules that apply to your specific circumstances and locale.

We recommend that you do your own research as this article isn’t comprehensive, and doesn’t constitute legal or tax advice. Also, as we don’t update this article in real time, please check each source and make sure that the information provided hasn’t recently changed.

There are a number of laws and other rules that apply to hosts of vacation rentals and other kinds of short-term rentals in Amsterdam.

Renting out your property for a short period in Amsterdam can fall under different categories, for instance:

  1. Private vacation rentals
  2. Bed & breakfasts
  3. Professional operators

Registration

Hosts of private vacation rentals, Bed & breakfasts and short stays are required to register their listing with the city. If your listing is exempt because for instance you host a hotel, hostel or serviced apartment, you need to claim an exemption if you want to keep hosting. You can register your listing via the website of the City of Amsterdam.

Please note that since April 1, 2021 in addition to a registration number, you need a permit for a vacation rental in Amsterdam. Bed & breakfast owners already were required to request a permit. This is in addition to the registration number that they must now also apply for and add to their Airbnb listing. More information about the rules for vacation rental and B&Bs in Amsterdam can be found here. For step-by-step registration support, please visit this dedicated page for registration in Amsterdam.

Note: Add your registration number to your listing or claim an exemption.

Private vacation rentals

If you’re the main resident of a home and occasionally rent out your entire home, the City of Amsterdam considers it a vacation rental. There are several rules for vacation rentals in Amsterdam. If you don't follow the above rules, you risk a fine from the municipality of Amsterdam.

Permit

To rent out your entire home, you need to have a vacation rental permit. A permit can be requested via the website of the municipality of Amsterdam as well. The permit is temporary and needs to be renewed annually. It is valid until April 1 of the following calendar year, regardless of the date of application. This means that a permit applied for in 2021 is valid until April 1, 2022. The permit costs €45,80 per year.

30 nights

According to Dutch regulations, you can only rent out your entire home in Amsterdam for a maximum of 30 nights per year, unless you have a specific permit that allows you to rent out your home for more nights, such as a short term stay license.The City of Amsterdam can request Airbnb to block the calendar for the rest of the year of listings that have reached the night limit. Did you receive an email stating that you reached the 30 night limit and that your calendar has been blocked, but you don't agree with that decision? Please reach out to the city directly. Have a question for Airbnb? Please check our help center page.

Notification

According to the Amsterdam Housing Regulations, you are also required to notify the city every time you rent out your entire home prior to the date of the first check in date. You can learn about the online vacation rental notification system and other reporting obligations for vacation rentals on the City of Amsterdam's website.


Bed & breakfasts

The City’s bed & breakfast rules apply to you if you’re the main resident of a home and rent out a room in your home. In Amsterdam, you need a permit for a bed & breakfast. Unlike private vacation rentals, there is no night limit for bed & breakfast listings. Bed & breakfast operators are allowed to rent out the entire year. The City of Amsterdam provides more information on its website about the permit scheme and other requirements to operate a bed & breakfast in your home and how to report your bed & breakfast. A B&B permit costs € 345.30 (rate 2021)and is valid for 8 years.Per district, a limited number of permits is available. On the website, you can find out whether any permits are available in your area.

Professional operators

If you rent out residential space that isn’t your primary residence or you intend to exceed the currently applicable night limits, according to the regulations of the City of Amsterdam you might require respective permits, like a long-term stay license. If your accommodation is not located on residential grounds, different rules might apply. Contact the City of Amsterdam or a qualified legal advisor to learn how the rules apply to your situation. More information about rental regulations can be found on the website of the City of Amsterdam.

Taxes

The income you earn by renting your home may be taxable and in certain cases you may have to pay other taxes. Below you will find some links that can be useful.

Tourist tax

The City of Amsterdam provides information about how the tourist tax in Amsterdam works. To make it easier on you, we collect and pay tourist tax from guests who don’t live in Amsterdam on your behalf. Guests will see the tax listed on their invoice.

Income tax

Check with the Tax and Customs Administration about taxes for vacation rentals and bed & breakfasts.

VAT

In certain cases, VAT regulations may apply to your rentals. The Tax and Customs Administration explains who VAT applies to, when VAT is or is not required. We recommend checking with the authorities or other professional advisors to ensure that you follow all applicable rules.

Neighborhood complaints

Residents of Amsterdam can report complaints related to Airbnb rentals through our neighbors page and/or the Meldpunt Zoeklicht run by the Municipality of Amsterdam.

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